subdivision summary and recommendation
TRANSCRIPT
Subdivision Summary and Recommendation
Public Body: Tooele County Planning Commission Meeting Date: April 7, 2021 Parcel ID: Portion of 05-036-0-0072 Current Zone: R-1-10 (Single Family, 10,000 SF) Request: Final Plat Approval for the proposed Sagewood Gardens (Phase 1) Subdivision Unincorporated: Stansbury Park Planners: Jeff Miller Planning Staff Recommendation: Approval Applicant Name: Skylar Tolbert
PROJECT DESCRIPTION
Skylar Tolbert is requesting final plat approval for the proposed 35-lot Sagewood Gardens (Phase 1) Subdivision. Preliminary plat approval was granted by the planning commission on March 17, 2021. It is anticipated that the Sagewood Gardens Subdivision will have two phases. Most of the lots within the proposed phase are reserved for age-restricted housing (along the private streets shown on the plat). Parcels A & B are reserved for park space within the development. Parcels C & D will connect to a linear trail system along the southern boundary of the Sagewood Village development. Parkview Drive provides a stub street the southwest for future development (not currently owned by Ivory Development or planned at this point).
SITE & VICINITY DESCRIPTION (see attached map)
The subject property is currently zoned R-1-10 (Single-Family Residential, 10,000 square feet minimum lot size), and is currently undeveloped and vacant land. The current phases of the Sagewood Village Subdivision are located to the northwest. There is a large area of parcels in the R-1-10 (Residential, 10,000 Square Feet Minimum) Zone to the east. Immediately southwest of the subject property is a large area of parcels zoned RR-1.
SUB 2020-111
Planning and Zoning 47 S. Main Street ∙ Room 208 ∙ Tooele, UT 84074 Phone: (435) 843-3160 ∙ Fax: (435) 843-3252 Tooeleco.org/government/county-departments/community-development/
Request: Final Plat Approval for the proposed 35-lot Sagewood Gardens (Phase 1) Subdivision
Subdivision Summary Page 2 of 3
LAND USE CONSIDERATIONS (R-1-10 Zone)
Requirement Standard Compliance Verified Height 35 Feet N/A
Front Yard Setback
20 Feet
On corner lots, two front yards are required
Can Comply
Side Yard Setback
Main Building: 8 Feet
Accessory Buildings: 3 Feet, provided they do not
encroach on any easement
On corner lots, two side yards are required
Can Comply
Rear Yard Setback
Main Building: 20 Feet
Accessory Buildings: 3 Feet, provided they do not
encroach on any easement
Can Comply
Lot Width 80 Feet Yes Lot Coverage 45 Percent Can Comply
Lot Area 10,000 Square Feet Development agreement specifies maximum density for
the total development. Lot sizes are within the allowable flexibility in size based on the development agreement.
Required Improvements
Street Grading, Street Base, Curb and Gutter, Sidewalk, On-Site Surface Drainage
Facilities, Wastewater Disposal and Street
Monuments
Yes
Compatibility with existing buildings in terms of size, scale and height. Yes Compliance with the General Plan. Yes
GENERAL PLAN CONSIDERATIONS
The proposed development is consistent with the Tooele County General Plan Update 2016.
ISSUES OF CONCERN/PROPOSED MITIGATION
Along Village Boulevard there is an existing white vinyl fence along the frontage of the proposed development. This fence has been notoriously vandalized over the years and is in a dilapidated state. This fence has also been the subject of many complaints in the community over the years. The brown vinyl fencing that has been installed along the frontage of the Sagewood Village Subdivision will be extended in front of the Sagewood Gardens Subdivision. Ivory may remove the existing fencing in the near future, prior to the placement of the new fencing. *Continued on the next page.
Request: Final Plat Approval for the proposed 35-lot Sagewood Gardens (Phase 1) Subdivision
Subdivision Summary Page 3 of 3
NEIGHBORHOOD RESPONSE
Planning Staff had previously been contacted by a concerned neighbor bordering the property on the east about the mass grading that was occurring on the property when the preliminary plat was presented to the planning commission. They were primarily concerned about potential drainage issues. Planning Staff visited the site with the County Engineer. From what was seen during the visit, all grading and drainage issues should be resolved at the completion of the subdivision improvements. Planning Staff has asked the neighbor to keep an eye on any additional concerns that may come up regarding the grading and drainage.
Any additional response that is received from the surrounding neighbors or the general public will be forwarded over to the Tooele County Planning Commission for review and summarized on Wednesday, April 7, 2021.
REVIEWING AGENCIES RESPONSE
AGENCY: County Surveying DATE: 1/22/2021 RECOMMENDATION: Approved, record CC&R for the HOA at the same time the plat is recorded.
AGENCY: Ensign Engineering DATE: 2/22/2021 RECOMMENDATION: Approved, no further comments.
AGENCY: North Tooele Fire District DATE: 2/8/2021 RECOMMENDATION: Approved, no further comments.
PLANNING STAFF ANALYSIS
Minimum lot sizes in the R-1-10 zone are required to be a minimum of 10,000 square feet. • Ivory’s development agreement for the proposed development allows for flexibility in lot sizes based on a
maximum overall density for the development.
16-1-3. Purposes of Residential District R-1-10: The purposes of Residential District R-1-10 are to provide areas for medium to low density single-family residential neighborhoods and to minimize costs of infrastructure, development and maintenance.
The proposed subdivision is compliant with Title 13 (Subdivision) of the Tooele County Code regarding preliminary plat approval.
PLANNING STAFF RECOMMENDATION
Staff recommends that the Tooele County Planning Commission makes a motion to grant approval to the Final Plat for the proposed 35-lot Sagewood Gardens (Phase 1) Subdivision, subject to the following conditions:
• No building permits will be granted until the final plat has been recorded and all required bonding is inplace.
SUB
2020
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7.1
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E99
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C17
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113.66'
69.1
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111.65'
N00°37'20"W 103.87'
C18
C19
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C46
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N4° 31' 58"E
100.00'
C45
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100.00'
C44
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N8° 09' 31"E
100.00'
C43
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N9° 58' 17"E
99.97'
C42
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N14° 40' 54"E
100.00'
C41
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100.00'
C40
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100.00'
C39
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N20° 28' 56"E
100.00'
C29
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N22° 17' 42"E
100.81'
C37
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E 66
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C16
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C20
C21
C22
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34'3
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32"W
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211.03' 329.99'
94.9
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E99
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113.66'
69.1
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111.65'
N00°37'20"W 103.87'
C18
C19
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N2° 21' 28"E100.00'
C46
14.3
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C21
N4° 31' 58"E
100.00'
C45
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N6° 20' 44"E
100.00'
C44
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N8° 09' 31"E
100.00'
C43
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N9° 58' 17"E
99.97'
C42
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N14° 40' 54"E
100.00'
C41
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N16° 29' 40"E
100.00'
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N18° 18' 25"E
100.00'
C39
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N20° 28' 56"E
100.00'
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N22° 17' 42"E
100.81'
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74.8
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29.92'
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S25° 17' 46"W 79.02'
96.0
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S74°
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94.53'
95.59'
124.
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125
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52.3
8
18.4
0
21.9
6
648.
48
91.6
5
556.
83
61.0
4
15.5
7
RADI
US
2006
.50
120.
00
480.
00
1986
.50
1986
.50
1986
.50
40.0
0
680.
00
DELT
A
1°29
'45"
8°47
'09"
2°37
'15"
18°4
2'14
"
2°38
'36"
16°0
3'38
"
87°2
5'49
"
1°18
'42"
CHO
RD B
EARI
NG
S62°
26'0
8"E
S67°
34'3
5"E
S70°
39'3
2"E
S78°
42'0
1"E
S70°
40'1
3"E
S80°
01'2
0"E
S44°
20'1
4"E
S24°
38'2
5"W
CHO
RD L
ENG
TH
52.3
8
18.3
8
21.9
6
645.
61
91.6
4
555.
01
55.2
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15.5
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7801-
747-7
000
BEN
CHM
ARK
= W
1/4
S 2
0, R
4 W
, T
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89,
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, EL
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C:\Users\Peter\EDM Partners Dropbox\Projects\Sagewood Village\Drawings\SG1\102.G-0.dwg
2815
E 3
300 S
Salt
Lak
e C
ity,
UT
8410
7(8
01)
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670 w
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ruary
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747-7
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S
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DA
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ARK
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OVE
MEN
T DI
STRI
CT
DA
TEEN
GIN
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02/0
3/21
SC
AL
E:
0
1" =
80'
40
80
160
240
Su
rvey C
on
tro
l
G-0
1.Al
l cul
inar
y w
ater
impr
ovem
ents
sha
ll co
nfor
mw
ith
the
stan
dard
s an
d sp
ecif
icat
ions
of
Stan
sbur
y Pa
rk Im
prov
emen
t Di
stri
ct.
2.Al
l und
er d
rain
impr
ovem
ents
sha
ll co
nfor
m t
oAP
WA
stan
dard
s an
d sp
ecif
icat
ions
for
san
itar
yse
wer
.3.
All i
mpr
ovem
ents
in t
he p
ublic
rig
ht o
f w
aysh
all c
onfo
rm w
ith
the
stan
dard
s an
dsp
ecif
icat
ions
of
Tooe
le C
ount
y.4.
All p
riva
te im
prov
emen
ts s
hall
conf
orm
to
APW
A st
anda
rds
and
spec
ific
atio
ns.
5.Co
ntra
ctor
to
fiel
d lo
cate
and
ver
ify
the
hori
zont
al a
nd v
erti
cal l
ocat
ion
of a
ll ut
iliti
espr
ior
to b
egin
ning
wor
k.6.
Parc
el A
will
be
owne
d an
d m
aint
aine
d by
the
Sage
woo
d Vi
llage
HO
A.7.
Refe
r to
pro
ject
geo
tech
nica
l rep
ort
for
addi
tion
al in
form
atio
n as
soci
ated
wit
h fi
llpl
acem
ent
and
eart
hwor
k. P
repa
red
by A
GEC
,Da
ted
Augu
st 1
7, 2
016
(Pro
ject
# 1
1605
12).
PR
OJE
CT
ST
AT
IST
ICS (
SA
GE
WO
OD
GA
RD
EN
SP
HA
SE
1):
SIN
GLE
FAM
ILY
LOTS
=
35G
REEN
SPA
CE P
ARCE
LS=
5
ST
RE
ET
SIG
NS/SY
MB
OL
LE
GE
ND
:
PER
MU
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EED
LIM
IT /
25
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MU
TCD
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, ST
OP
PER
TOO
ELE
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NTY
/ S
TAN
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RY P
ARK,
STR
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E SI
GN
(PU
BLIC
RO
ADS:
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EN A
ND
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ITE.
PRI
VATE
RO
ADS:
BLU
E AN
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PER
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OSS
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K
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PER
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SIG
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UN
TY R
EQU
IREM
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1 2 3 4
SAG
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AGE
PHAS
ING
TAB
LEPH
ASE
##
OF
UN
ITS
1 2 3 4 5 6 7 8
58 12 25 44 19 31 29 26
STAT
US
RECO
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RECO
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RECO
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CON
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:
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VIS
ION
S:
No
.D
AT
ER
EM
AR
KS
C:\Users\Peter\EDM Partners Dropbox\Projects\Sagewood Village\Drawings\SG1\104.SP_C-1.dwg
2815
E 3
300 S
Salt
Lak
e C
ity,
UT
8410
7(8
01)
305-4
670 w
ww
.ed
mp
art
ners
.co
m
Sag
ew
oo
d G
ard
en
s
Ph
ase
1
1650
KM
NP
MD
Feb
ruary
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2021
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ry D
eve
lop
men
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ast
Wo
od
oak
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alt
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8411
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OVE
MEN
T DI
STRI
CT
DA
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02/0
3/21
SC
AL
E:
0
1" =
80'
40
80
160
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Sit
e P
lan
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STRU
CTIO
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1
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2
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SS G
ATE
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TES:
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ATE
ACRO
SS A
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BLIC
OR
PRIV
ATE
ROAD
MU
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AVE
THE
APPR
OVA
L O
FTH
E FI
RE A
UTH
ORI
TY H
AVIN
G J
URI
SDIC
TIO
N (
AHJ)
. T
HE
GAT
E DE
SIG
N W
ITH
INN
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MU
ST M
EET
THE
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EMEN
TS F
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018
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CHAP
TER
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D AP
PEN
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D AN
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E N
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E CH
IEF.
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Y G
ATED
CO
MM
UN
ITY
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H O
VER
30 S
ING
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AMIL
Y H
OM
ES M
UST
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E AN
APPR
OVE
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D M
EAN
S O
F AC
CESS
/EG
RESS
. IF
TH
E 2N
D M
EAN
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F AC
CESS
IS T
OBE
GAT
ED,
THAT
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E AL
SO N
EEDS
TO
MEE
T TH
E AP
PRO
VAL
OF
THE
AHJ
AND
MEE
T TH
E SA
ME
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IMU
M R
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IREM
ENTS
AS
THE
PRIM
ARY
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E.3.
ANY
PUBL
IC W
AY T
HAT
LEA
DS T
O A
PRI
VATE
GAT
E TH
AT IS
OVE
R 15
0' IN
LEN
GTH
IS T
O B
E CO
NSI
DERE
D A
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EN
D FI
RE A
CCES
S RO
AD A
T TH
E PO
INT
OF
THE
GAT
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HIS
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L RE
QU
IRE
AN A
PPRO
VED
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APP
ARAT
US
TURN
ARO
UN
DDE
SIG
NED
TO
MEE
T TH
E M
INIM
UM
REQ
UIR
EMEN
TS F
OU
ND
IN 2
018
IFC
CHAP
TER
5AN
D AP
PEN
DIX
D O
R TO
OEL
E CO
UN
TY R
D. S
TAN
DARD
S IF
OU
TSID
EN
TFD
JURI
SDIC
TIO
N.
4.RO
AD D
ESIG
N,
PUBL
IC O
R PR
IVAT
E, W
ITH
IN A
GAT
ED C
OM
MU
NIT
Y N
EEDS
TO
MEE
TTO
OEL
E CO
UN
TY R
D. S
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DARD
S.
5.N
TFD
WEL
COM
ES IN
PUT
FRO
M A
LL E
MER
GEN
CY R
ESPO
NSE
AG
ENCI
ES (
LAW
ENFO
RCEM
ENT,
EM
S, S
NO
W R
EMO
VAL)
ON
ACC
ESS
REQ
UIR
EMEN
TS T
O G
ATED
COM
MU
NIT
IES.
AN
EM
ERG
ENCY
ACC
ESS
CODE
NEE
DS T
O B
E SU
BMIT
TED
TOTO
OEL
E CO
UN
TY D
ISPA
TCH
AN
D TH
E G
ATES
NEE
D TO
HAV
E A
MEC
HAN
ICAL
OVE
RRID
E. O
THER
OPT
ION
S M
AY B
E RE
QU
IRED
.6.
WH
ERE
A SI
NG
LE G
ATE
IS P
ROVI
DED,
TH
E G
ATE
WID
TH S
HAL
L BE
NO
T LE
SS T
HAN
20
FEET
(60
96 M
M).
WH
ERE
A FI
RE A
PPAR
ATU
S RO
AD C
ON
SIST
S O
F A
DIVI
DED
ROAD
WAY
, TH
E G
ATE
WID
TH S
HAL
L BE
NO
T LE
SS T
HAN
12
FEET
(36
58 M
M).
7.G
ATES
SH
ALL
BE O
F TH
E SW
ING
ING
OR
SLID
ING
TYP
E.8.
CON
STRU
CTIO
N O
F G
ATES
SH
ALL
BE O
F M
ATER
IALS
TH
AT A
LLO
W M
ANU
ALO
PERA
TIO
N B
Y O
NE
PERS
ON
.9.
GAT
E CO
MPO
NEN
TS S
HAL
L BE
MAI
NTA
INED
IN A
N O
PERA
TIVE
CO
NDI
TIO
N A
T AL
LTI
MES
AN
D RE
PLAC
ED O
R RE
PAIR
ED W
HEN
DEF
ECTI
VE.
10.
ELEC
TRIC
GAT
ES S
HAL
L BE
EQ
UIP
PED
WIT
H A
MEA
NS
OF
OPE
NIN
G T
HE
GAT
E BY
FIR
EDE
PART
MEN
T PE
RSO
NN
EL F
OR
EMER
GEN
CY A
CCES
S. E
MER
GEN
CY O
PEN
ING
DEV
ICES
SHAL
L BE
APP
ROVE
D BY
TH
E FI
RE C
ODE
OFF
ICIA
L.11
.M
ETH
ODS
OF
LOCK
ING
SH
ALL
BE S
UBM
ITTE
D FO
R AP
PRO
VAL
BY T
HE
FIRE
CO
DEO
FFIC
IAL.
12.
ELEC
TRIC
GAT
E O
PERA
TORS
, W
HER
E PR
OVI
DED,
SH
ALL
BE L
ISTE
D IN
ACC
ORD
ANCE
WIT
H U
L 32
5.13
.G
ATES
INTE
NDE
D FO
R AU
TOM
ATIC
OPE
RATI
ON
SH
ALL
BE D
ESIG
NED
, CO
NST
RUCT
EDAN
D IN
STAL
LED
TO C
OM
PLY
WIT
H T
HE
REQ
UIR
EMEN
TS O
F AS
TM F
2200
.
1
1
WES
T EN
TRAN
CE D
IMEN
SIO
N D
ETAI
LSC
ALE:
1"
= 30
'EA
ST E
NTR
ANCE
DIM
ENSI
ON
DET
AIL
SCAL
E: 1
" =
30'
VILL
AGE
BOU
LEVA
RD
SAG
EWO
OD
VILL
AGE
PHAS
E 5
DAWNS VIEW ROAD
PARKVIEW DRIVE
SAG
EWO
OD
GAR
DEN
SFU
TURE
PH
ASE
120
7,76
7 SF
0.18
AC
112
7,27
6 SF
0.17
AC
111
6,06
3 SF
0.14
AC
110
6,06
3 SF
0.14
AC
109
6,06
3 SF
0.14
AC
108
6,06
4 SF
0.14
AC
107
6,06
3 SF
0.14
AC
106
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6 SF
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AC
102
10,5
96 S
F0.
24 A
C
101
10,3
77 S
F0.
24 A
C13
511
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SF
0.27
AC
134
9,95
3 SF
0.23
AC
133
9,92
9 SF
0.23
AC
132
9,90
5 SF
0.23
AC
131
9,88
0 SF
0.23
AC
130
9,85
6 SF
0.23
AC
129
9,34
9 SF
0.21
AC
128
9,35
0 SF
0.21
AC
127
10,0
46 S
F0.
23 A
C
121
7,78
7 SF
0.18
AC
122
6,20
6 SF
0.14
AC
123
5,75
1 SF
0.13
AC
105
7,29
8 SF
0.17
AC
104
12,1
23 S
F0.
28 A
C
103
7,44
5 SF
0.17
AC
126
6,97
4 SF
0.16
AC
125
7,78
6 SF
0.18
AC
118
6,75
5 SF
0.16
AC
119
7,97
6 SF
0.18
AC
113
6,07
8 SF
0.14
AC
115
6,48
6 SF
0.15
AC
114
7,45
2 SF
0.17
AC
124
7,29
2 SF
0.17
AC
PA
RC
EL
A15
,753
SF
0.36
AC
PA
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EL
B46
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SF
1.07
AC
PA
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EL
C4,
400
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10 A
C
PA
RC
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D4,
919
SF0.
11 A
C
117
7,90
0 SF
0.18
AC
PA
RC
EL
E80
5 SF
0.02
AC
116
7,99
6 SF
0.18
AC
60.0
0'RO
W(T
YP.)
60.00' ROW
60.00'ROW
40.00'ROW
(TYP.)
40.0
0'RO
W
40.0
0'RO
W
40.0
0'RO
W
40.00'ROW
PARKVIEW DRIVE
JUN
EGRA
SS L
ANE
WAR
BLER
DRI
VE
PINTAIL WAY
ROCK WREN ROAD
IBIS ROAD
10.0
0'PU
E TY
P.
(PRI
VATE
RO
AD)
(PRIVATE ROAD)
(PRIVATE ROAD)
(PRI
VATE
RO
AD)
(PRIVATE ROAD)
6' P
RIVA
CY F
ENCE
TO
BE
INST
ALLE
DAT
BAC
K LO
TS A
LON
G V
ILLA
GE
BLVD
(TY
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OW
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BY
HO
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EX S
ECLU
SIO
NS
FEN
CIN
G -
WO
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AND
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WN
5.00
' SID
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ON
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0'SI
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AT 4
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OW
TO
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EWAL
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5.50
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EWAL
K(T
YP.)
TRAN
SITI
ON
5.5
0'SI
DEW
ALK
TOEX
ISTI
NG
5'
(TYP
.)
5.00
' SID
EWAL
K(T
YP.)
STO
P BA
R (T
YP.)
STO
P BA
R (T
YP.)
STO
P BA
R (T
YP.)
STO
P BA
R (T
YP.)
STO
P BA
R (T
YP.)
HAM
MER
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RN A
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PER
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SS G
ATE
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ATE
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IREM
ENTS
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IDES
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CY F
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INST
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TS A
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BLVD
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FEN
CIN
G -
WO
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AND
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WN
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20.0
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RNER
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D
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CAL
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CK A
ND
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ER L
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(CO
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N)
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DETA
IL(L
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101
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, 12
7-13
5)
6" O
F CO
NCR
ETE
OVE
R6"
BAS
E CO
URS
E O
VER
PRO
PERL
Y PR
EPAR
EDSU
B- G
RADE
40.0
0' R
IGH
T O
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AY
5.50
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DEW
ALK
40' P
RIV
ATE
RIG
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OF
WAY
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ON
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T TO
SCA
LE
3" O
F PG
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28 A
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ALT
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N)
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BAS
E CO
URS
E (P
ER A
PWA)
OVE
R7"
GRA
NU
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BORR
OW
(3"
MIN
US)
OVE
RPR
OPE
RLY
PREP
ARED
SU
B- G
RADE
2.00
' TYP
EH
C&
G
30.0
0' A
SPH
ALT
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D2.
00'
TYPE
H C
&G10
.00'
PUE
10.0
0'PU
E
0.50
'
6" O
F CO
NCR
ETE
OVE
R6"
BAS
E CO
URS
E O
VER
PRO
PERL
Y PR
EPAR
EDSU
B- G
RADE
40.0
0' R
IGH
T O
F W
AY
5.50
'SI
DEW
ALK
40' P
RIV
ATE
RIG
HT
OF
WAY
RO
AD S
ECTI
ON
NO
T TO
SCA
LE
3" O
F PG
-64-
28 A
SPH
ALT
(1 2" M
IX D
ESIG
N)
OVE
R6"
BAS
E CO
URS
E (P
ER A
PWA)
OVE
R7"
GRA
NU
LAR
BORR
OW
(3"
MIN
US)
OVE
RPR
OPE
RLY
PREP
ARED
SU
B- G
RADE
2.00
' TYP
EH
C&
G
30.0
0' A
SPH
ALT
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D2.
00'
TYPE
H C
&G10
.00'
PUE
10.0
0'PU
E
0.50
'
6" O
F CO
NCR
ETE
OVE
R6"
BAS
E CO
URS
E O
VER
PRO
PERL
Y PR
EPAR
EDSU
B- G
RADE
60.0
0' R
IGH
T O
F W
AY
5.00
'SI
DEW
ALK
4.00
'PA
RK S
TRIP
4.00
'PA
RK S
TRIP
60' R
IGH
T O
F W
AY R
OAD
SEC
TIO
NN
OT
TO S
CALE
3" O
F PG
-64-
28 A
SPH
ALT
(1 2" M
IX D
ESIG
N)
OVE
R6"
BAS
E CO
URS
E (P
ER A
PWA)
OVE
R7"
GRA
NU
LAR
BORR
OW
(3"
MIN
US)
OVE
RPR
OPE
RLY
PREP
ARED
SU
B- G
RADE
2.50
'C&
G36
.00'
ASP
HAL
T
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D3:
1 SL
OPE
TO
EXIS
TIN
G G
ROU
ND
5.00
'SI
DEW
ALK
2.50
' APW
ATY
PE B
C&
G
10.0
0'PU
E10
.00'
PUE
0.50
'0.
50'
2.00
%2.
00%
6" O
F CO
NCR
ETE
OVE
R6"
BAS
E CO
URS
E O
VER
PRO
PERL
Y PR
EPAR
EDSU
B- G
RADE
60.0
0' R
IGH
T O
F W
AY
5.00
'SI
DEW
ALK
4.00
'PA
RK S
TRIP
4.00
'PA
RK S
TRIP
60' R
IGH
T O
F W
AY R
OAD
SEC
TIO
NN
OT
TO S
CALE
3" O
F PG
-64-
28 A
SPH
ALT
(1 2" M
IX D
ESIG
N)
OVE
R6"
BAS
E CO
URS
E (P
ER A
PWA)
OVE
R7"
GRA
NU
LAR
BORR
OW
(3"
MIN
US)
OVE
RPR
OPE
RLY
PREP
ARED
SU
B- G
RADE
2.50
'C&
G36
.00'
ASP
HAL
T
3:1
SLO
PE T
OEX
ISTI
NG
GRO
UN
D3:
1 SL
OPE
TO
EXIS
TIN
G G
ROU
ND
5.00
'SI
DEW
ALK
2.50
' APW
ATY
PE B
C&
G
10.0
0'PU
E10
.00'
PUE
0.50
'0.
50'
2.00
%2.
00%
RIG
HT-
OF-
WAY
SETB
ACK
20.00'REAR
5.00
'SI
DE Y
ARD
20.00'FRONT
20.0
0'CO
RNER
SIDE
YAR
D
RIG
HT-
OF-
WAY
TYPI
CAL
MID
-BLO
CK A
ND
CORN
ER L
OT
(GAR
DEN
)SE
TBAC
K DE
TAIL
(LO
TS 1
03-1
26)
SETB
ACK
20.00'REAR
5.00
'SI
DE Y
ARD
20.00'FRONT
5.00
'SI
DE Y
ARD
20'
120'
R28'
ASPH
ALT
PAVI
NG
PER
ROAD
STA
NDA
RD (
TYP.
)
TRAN
SITI
ON
TBC
FOR
DRIV
E AP
PRO
ACH
(TY
P.)
INST
ALL
SIDE
WAL
K TH
ROU
GH
AT T
YPIC
AL E
LEVA
TIO
N.
INST
ALL
SIDE
WAL
K TH
ROU
GH
AT T
YPIC
AL E
LEVA
TIO
N.
DRIV
EWAY
FLAR
E (T
YP)
CON
CRET
E DR
IVE
APPR
OAC
H
PAVE
D H
AMM
ER H
EAD
TURN
ARO
UN
D DE
TAIL
SCAL
E: 1
" =
30'
48'
12.5
' FAC
ETO
FAC
E
15.0'
TBC
SLID
EG
ATE
12.5
' FAC
ETO
FAC
E
KEY
PAD
26.5
'
12.5
' FAC
ETO
FAC
E
15.0'TBC
SLID
EG
ATE
12.5
' FAC
ETO
FAC
E
KEY
PAD
26.5
'
W
W
W
W
W
W
W
(ss)
SS
(w)
(ss)
(ss)
SS
SS
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
UD
UD
UD
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w) (w)
SD
SD
(ud)
UD
UD
UD
UD
UD
SS
SS
SSUD
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w) (w) (w) (w) (w) (w) (w) (w)
SS
SS
SS
SS
SS SS
UD
UD
UD
UD
UD
UD
UD
(ud) (ud) (ud) (ud) (ud) (ud)
(ud)
(ud)
(ud)
(ud)
(ud)
(ud)
(ud)
(ss) (ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
(ss)
SD
SD
SD
SD
SD(w
)
(w)
UDSS
UDSS
UDSS
UD
SS
UD
SS
UD
SS UD
SS
UD
SS
WWW
W
W
W
W
W
(ss) (ss) (ss)
W
SS
W
W
SS
SS
UD
SD
UD SS
W
W
UD SS
UD
SS
SS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
UD
UD
UD
UD
UDUD UD UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
SSSSSS
SS
SS
UD
UD
UD
SS
SS
SS
UD
UD
UD
U
UD
UD
UD
SS
SS
SS
WW
W
SS
W
WW
WW
WW
WW
W
WW
W
SD
SD
SD
UD
UD
UDUDUD
UD
SS
UD
UD
SS
UD
UD
SSSS
SD
SD
SD
(ss) (ss) (ss)
(ss)
(s
s)
(ss)
(s
s)
(ss)
(s
s)
SS
D
UD
UD
UD
SD
UD
UD
UD UD UD
UDUDUDUDUDUDUD
SSSSSSSS
WWWWWWWWWWWW
UD
SS
UD
UD
SS
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD UD UD UD
SSW
W
UD
UD
SSSS
SSSS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
UD
UD
SS
SS
UD
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SSSS
UD
W
W
W
W
UDSS
UDSS
UD
UDSS
UDSS
W
UD SS
W
UD SS
UD SS
UD SS
UD SS
W
UD SS
UD
UD
UD
SS
SS
W
SS
W
UD
SD
WW
WW
WSD
SD
SD
W
DUKE LANE
4" S
SLA
TERA
L (T
YP.)
4" U
DLA
TERA
L (T
YP.)
34"
WAT
ERSE
RVIC
E (T
YP.)
REM
OVE
WAS
HO
UT
AND
CON
NEC
T TO
EXI
STIN
GW
ATER
STU
B
SAG
EWO
OD
GAR
DEN
SFU
TURE
PH
ASE
PARKVIEW DRIVE
JUN
EGRA
SS L
ANE
WAR
BLER
DRI
VE
PINTAIL WAY
IBISROAD
4" S
SLA
TERA
L (T
YP.)
4" U
DLA
TERA
L (T
YP.)
34"
WAT
ERSE
RVIC
E (T
YP.)
SEE
PLAN
AN
D PR
OFI
LE D
RAW
ING
SFO
R DE
TAIL
S AT
ALL
RO
AD S
TUBS
.
SEE
PLAN
AN
D PR
OFI
LE D
RAW
ING
SFO
R DE
TAIL
S AT
ALL
RO
AD S
TUBS
.
SEE
PLAN
AN
D PR
OFI
LE D
RAW
ING
SFO
R DE
TAIL
S AT
ALL
RO
AD S
TUBS
.
SEE
PLAN
AN
D PR
OFI
LE D
RAW
ING
SFO
R DE
TAIL
S AT
ALL
RO
AD S
TUBS
.
ROCK WREN ROAD
STU
B W
ATER
,SE
E PP
SH
EETS
FO
R M
ORE
INFO
RMAT
ION
STU
B W
ATER
,SE
E PP
SH
EETS
FO
R M
ORE
INFO
RMAT
ION
STU
B W
ATER
,SE
E PP
SH
EETS
FO
R M
ORE
INFO
RMAT
ION
STU
B W
ATER
,SE
E PP
SH
EETS
FO
R M
ORE
INFO
RMAT
ION
8" C
900
DR 1
8W
ATER
LIN
E (T
YP.)
12"
C900
DR
18W
ATER
LIN
E (T
YP.)
UDM
H-2
54
UDM
H-2
52
UDM
H-2
38
UDM
H-2
36
UDM
H-2
20
UDM
H-2
21
UDM
H-2
55
UDM
H-2
22
UDM
H-2
35U
DMH
-253
UDM
H-2
33
UDM
H-2
23
UDM
H-2
34
EX.
UDM
H-2
19CO
NN
ECT
TO E
XIST
ING
UDM
H-2
24
UDM
H-2
25
UDM
H-2
26
10"
SDR
35 U
D
10" SDR 35 UD
10"
SDR
35 U
D
10" SDR 35 UD10" SDR 35 UD
10"
SDR
35 U
D
10" S
DR 3
5 UD
10"
SDR
35 U
D
10"
SDR
35 U
D
10"
SDR
35 U
D
10"
SDR
35 U
D
8" S
DR 3
5 U
D
10"
SDR
35 U
D
10"
SDR
35 U
D
EXIS
TIN
G 1
0" S
DR 3
5 U
D
10"
SDR
35 U
D
MH
-250
MH
-249
MH
-243
MH
-242
MH
-245
MH
-229
PHAS
E 1
SEW
ER C
ON
STRU
CTIO
N T
O E
ND
HER
E
MH
-241
MH
-239
MH
-228
MH
-240
MH
-227
MH
-177
CON
NEC
T TO
EX.
MH
-176
EX.
MH
-251
CON
NEC
T TO
EX.
MH
-248
MH
-179
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" SDR 35 SS
8" SDR 35 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
8" S
DR 3
5 SS
15"
SDR
35 S
S
15"
SDR
35 S
S
EX.
15"
SDR
35 S
S.N
OTE
: CO
NTR
ACTO
R TO
VER
IFY
DIAM
ETER
.IF
EXI
STIN
G P
IPE
SMAL
LER,
TO
BE
REPL
ACED
WIT
H 1
5".
COO
RDIN
ATE
WIT
H E
NG
INEE
R.
REM
OVE
EXI
STIN
G W
ASH
OU
T AN
DCO
NN
ECT
TO E
XIST
ING
WAT
ER S
TUB.
(REP
LACE
EXI
STIN
G IF
LES
S TH
AN 1
2")
VILL
AGE
BOU
LEVA
RD
8" T
EE
8" T
EE
8" T
EE
12"
x 8"
TEE
1" W
ATER
SER
VICE
LATE
RAL.
FO
R H
OA
OPE
N S
PACE
WIT
HBA
CKFL
OW
PRE
VEN
TER
1.5"
WAT
ER S
ERVI
CELA
TERA
L. F
OR
HO
AO
PEN
SPA
CE W
ITH
BACK
FLO
W P
REVE
NTE
R
SAG
EWO
OD
VILL
AGE
PHAS
E 5
15"
SDR
35 U
D15
" SD
R 35
UD
EX.
15"
SDR
35 S
S
EX. 15" SDR 35 SS
EX.
MH
-276
EXIS
TIN
G 1
2" x
12"
CRO
SS.
NO
TE:
CON
TRAC
TOR
TO C
ON
FIRM
SIZ
E. R
EPLA
CEEX
ISTI
NG
WAT
ER C
ROSS
WIT
H 1
2" x
12"
CRO
SSAN
D 12
" x
8" R
EDU
CER
ON
NO
RTH
BRA
NCH
IF S
MAL
LER
THAN
12"
x 1
2".
COO
RDIN
ATE
WIT
H E
NG
INEE
R
EXIS
TIN
G 1
2" W
ATER
LIN
EEX
ISTI
NG
12"
WAT
ER L
INE
EXIS
TIN
G 8
" W
ATER
LIN
E
EXIS
TIN
G 1
2" W
ATER
LIN
E.N
OTE
: CO
NTR
ACTO
R TO
CO
NFI
RM D
IAM
ETER
,IF
LES
S TH
AN 1
2",
THEN
TO
BE
REPL
ACED
WIT
H 1
2" C
900
DR 1
8 W
ATER
LIN
E
INST
ALL
FUTU
RE 4
" SS
LAT
ERAL
THIS
PH
ASE
(TYP
.)SA
GEW
OO
D G
ARDE
NS
PHAS
E 2
LOTS
216
-225
(AS
SH
OW
N O
N P
P-4)
INST
ALL
FUTU
RE 4
" U
D LA
TERA
LTH
IS P
HAS
E (T
YP.)
SAG
EWO
OD
GAR
DEN
S PH
ASE
2LO
TS 2
16-2
25 (
AS S
HO
WN
ON
PP-
4)
EX.
FH
EX.
FH
EX.
FH
EX.
FH
1.5"
WAT
ER S
ERVI
CELA
TERA
L. F
OR
SPSA
OPE
N S
PACE
WIT
HBA
CKFL
OW
PRE
VEN
TER
45 L
F 4"
PVC
CO
NDU
ITFO
R IR
RIG
ATIO
N T
OPA
RCEL
D
PRO
VIDE
PER
PEN
DUCU
LAR
CLEA
N S
AWCU
TED
GE
PRIO
R TO
PAV
ING
NEW
RO
AD
SS
W
UD
5'
10'
15'
TYPI
CAL
LATE
RAL
DETA
IL
LDW
TRSS
HIG
H S
IDE
RIG
HT
OF-
WAY
SETB
ACK
LATE
RAL
NO
TES
NO
TE:
1.CO
RNER
LO
TS L
ATER
AL L
OCA
TIO
NS
MAY
VAR
Y.2.
MAI
NTA
IN 1
0' B
ETW
EEN
SEW
ER A
ND
WAT
ER L
ATER
ALS
UN
LESS
CO
NFL
ICTS
EXI
ST.
0.83
'
8.00'
HAL
F RO
W 3
0.00
'
4" U
D LA
TERA
L @
1.0
0%
6.50
' WTR
OFF
SET
SLO
PE V
ARIE
S
20.0
0' S
ETBA
CK
0.9'
HIG
H S
IDE
TBC
HIG
H S
IDE
TBC
+ 30
"2.
0' S
DCO
VER
SS C
OVE
R~
8.9'
UD
COVE
R~
6.6'
2.00
%
0.6'
2.00
%
4" S
S LA
TERA
L @
2.0
0%
11.5
0' U
DO
FFSE
T
5.00
' SS
OFF
SET
1.00
'
SS M
AIN
(10"
SH
OW
N)
WTR
MAI
N(1
2" S
HO
WN
)
15.0
0' S
DO
FFSE
T
1.3'
SD M
AIN
(24"
SH
OW
N)
TYPI
CAL
LAT
ERAL
SEP
ARAT
ION
DET
AIL
NO
T TO
SCA
LE
WTR
CO
VER
4.0'
0.83
'
8.00'
HAL
F RO
W 3
0.00
'
4" U
D LA
TERA
L @
1.0
0%
6.50
' WTR
OFF
SET
SLO
PE V
ARIE
S
20.0
0' S
ETBA
CK
0.9'
HIG
H S
IDE
TBC
HIG
H S
IDE
TBC
+ 30
"2.
0' S
DCO
VER
SS C
OVE
R~
8.9'
UD
COVE
R~
6.6'
2.00
%
0.6'
2.00
%
4" S
S LA
TERA
L @
2.0
0%
11.5
0' U
DO
FFSE
T
5.00
' SS
OFF
SET
1.00
'
SS M
AIN
(10"
SH
OW
N)
WTR
MAI
N(1
2" S
HO
WN
)
15.0
0' S
DO
FFSE
T
1.3'
SD M
AIN
(24"
SH
OW
N)
TYPI
CAL
LAT
ERAL
SEP
ARAT
ION
DET
AIL
NO
T TO
SCA
LE
WTR
CO
VER
4.0'
(~15
% M
AX.)
0.83
'
8.00'
HAL
F RO
W 3
0.00
'
4" U
D LA
TERA
L @
1.0
0%
6.50
' WTR
OFF
SET
20.0
0' S
ETBA
CK
0.4'
HIG
H S
IDE
TBC
HIG
H S
IDE
TBC
+ 36
"
SS C
OVE
R~
8.9'
2.00
%
1.9'
2.00
%
4" S
S LA
TERA
L @
2.0
0%
11.5
0' U
DO
FFSE
T
5.00
' SS
OFF
SET
1.53
'
SS M
AIN
(10"
SH
OW
N)
WTR
MAI
N(1
2" S
HO
WN
)
15.0
0' S
DO
FFSE
T
TYPI
CAL
LAT
ERAL
RED
UC
ED S
EPAR
ATIO
N D
ETAI
LN
OT
TO S
CALE
(LO
TS 1
06-1
10,
128-
131,
141
)
SLO
PE V
ARIE
S
2.0'
SD
COVE
R
0.8'
SD M
AIN
(24"
SH
OW
N)
UD
COVE
R~
5.3'
WTR
CO
VER
4.0'
0.83
'
8.00'
HAL
F RO
W 3
0.00
'
4" U
D LA
TERA
L @
1.0
0%
6.50
' WTR
OFF
SET
20.0
0' S
ETBA
CK
0.4'
HIG
H S
IDE
TBC
HIG
H S
IDE
TBC
+ 36
"
SS C
OVE
R~
8.9'
2.00
%
1.9'
2.00
%
4" S
S LA
TERA
L @
2.0
0%
11.5
0' U
DO
FFSE
T
5.00
' SS
OFF
SET
1.53
'
SS M
AIN
(10"
SH
OW
N)
WTR
MAI
N(1
2" S
HO
WN
)
15.0
0' S
DO
FFSE
T
TYPI
CAL
LAT
ERAL
RED
UC
ED S
EPAR
ATIO
N D
ETAI
LN
OT
TO S
CALE
(LO
TS 1
06-1
10,
128-
131,
141
)
SLO
PE V
ARIE
S
2.0'
SD
COVE
R
0.8'
SD M
AIN
(24"
SH
OW
N)
UD
COVE
R~
5.3'
WTR
CO
VER
4.0'
(~15
% M
AX.)
1."N
ear
flat
" se
wer
s -
Any
10"Ø
or
grea
ter
sew
er li
ne s
hall
be s
urve
yed
duri
ng c
onst
ruct
ion,
pri
or t
o ba
ckfi
ll, t
oco
nfir
m g
rade
. Su
rvey
s sh
all b
e co
mpl
eted
via
tot
al s
tati
on o
r lin
e le
vel l
oop.
Ele
vati
ons
are
to b
e re
cord
edat
eac
h m
anho
le.
A ce
rtif
icat
ion
lett
er s
hall
be s
igne
d an
d st
ampe
d by
the
pro
ject
sur
veyo
r in
acc
orda
nce
wit
h SP
ID r
equi
rem
ents
. Se
wer
line
s w
ith
slop
es le
ss t
han
the
allo
wed
min
imum
slo
pe s
hall
be c
orre
cted
and
re-c
erti
fied
.2.
As-b
uilt
s re
quir
ed -
As-
built
sur
vey
is r
equi
red
on t
his
proj
ect.
Con
trac
tor
shal
l coo
rdin
ate
colle
ctio
n of
as-b
uilt
info
rmat
ion
wit
h pr
ojec
t su
rvey
or.
3.Th
is o
vera
ll dr
awin
g sh
ows
gene
ral i
nfor
mat
ion.
Ple
ase
refe
r to
Pla
n an
d Pr
ofile
she
ets
for
addi
tion
alin
form
atio
n (i
.e f
itti
ngs,
val
ves,
thr
ust
bloc
ks a
nd j
oint
res
trai
nts)
.4.
Ope
n Sp
ace
late
rals
: N
o op
en s
pace
late
rals
con
stru
cted
in t
his
phas
e. O
pen
spac
e to
be
irri
gate
d by
late
ral
to t
he W
est,
bui
lt in
Pha
se 6
.
NO
TE
S:
DE
VE
LO
PE
R:
NO
TE
S:
PR
OJE
CT
:D
RA
WN
BY
:
SH
EE
T N
UM
BE
R:
RE
VIE
WE
D B
Y:
DA
TE
:
RE
VIS
ION
S:
No
.D
AT
ER
EM
AR
KS
C:\Users\Peter\EDM Partners Dropbox\Projects\Sagewood Village\Drawings\SG1\105.UP_C-2.dwg
2815
E 3
300 S
Salt
Lak
e C
ity,
UT
8410
7(8
01)
305-4
670 w
ww
.ed
mp
art
ners
.co
m
Sag
ew
oo
d G
ard
en
s
Ph
ase
1
1650
KM
NP
MD
Feb
ruary
3,
2021
Ivo
ry D
eve
lop
men
t978 E
ast
Wo
od
oak
Lan
eS
alt
Lak
e C
ity,
UT
8411
7801-
747-7
000 AP
PRO
VAL
SIG
NAT
URE
S
STAN
SBU
RY P
ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEM
ANAG
ER
STAN
SBU
RY P
ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEEN
GIN
EER
02/0
3/21
SC
AL
E:
0
1" =
60'
30
60
120
180
Uti
lity
Pla
n
C-2
(ss)
(w)
(ss)
SS SS
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w) (w) (w)
(ud)
(w)
(w)
SSU
D
(ud)
(ss)
(ss)
SD
SD
(w)
(w)
SS
WW
W
W
WW
WW
WW
WW
WW
W
WW
W
W
SD
SD
SD
UD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSD
SD
SD
SD
(ss) (ss) (ss)
(ss)
(s
s)
(ss)
(s
s)
(ss)
(s
s)
SS
SD
PARKVIEW DRIVE
JUN
EGRA
SS L
ANE
WAR
BLER
DRI
VE
PINTAIL WAY
ROCK WREN ROAD
IBISROAD
SUB-
BASI
N D
.1.1
AREA
= 0
.92
AC
SUB-
BASI
N D
.1.2
AREA
= 2
.33
AC
SUB-
BASI
N D
.2.1
AREA
= 0
.90
AC
SUB-
BASI
N D
.2.2
AREA
= 0
.90
AC
SUB-
BASI
N D
.3.1
AREA
= 0
.51
AC
SUB-
BASI
N D
.3.2
AREA
= 1
.41
AC
SUB-
BASI
N D
.3.3
AREA
= 2
.18
AC
SUB-
BASI
N D
.4.1
AREA
= 0
.50
AC
SUB-
BASI
N D
.4.2
AREA
= 1
.60
AC
SUB-
BASI
N D
.4.3
AREA
= 0
.74
AC
SUB-
BASI
ND.
5.1
AREA
= 1
.58
AC
SUB-
BASI
N D
.5.2
AREA
= 1
.97
AC
SUB-
BASI
N P
ON
DAR
EA =
0.3
2 AC
PI-4
10(1
5")
PI-4
10(1
5")
SD-1
83
SD-1
82SD-1
81PI-411 (15")
SD-1
85
PI-4
08(1
5")
SD-1
87
PI-4
13(1
5")
SD-1
86
PI-412 (15")
PI-4
07(1
5")
PI-4
07(1
5")
PI-406(23")
SD-1
78
PI-425(18")
SD-1
99
PI-427(15") PI
-414
(15"
)
PI-4
15(1
5")
PI-421(15")
SD-1
95 PI-422(15")
SD-1
89
PI-4
16(1
5")
PI-4
15(1
5")
SD-1
90
PI-4
24(1
5")
SD-1
98
PI-417(15")
SD-1
91PI
-418
(15"
)
PI-420(15")
SD-1
94
PI-4
18(1
5")
SD-1
92
PI-4
19
(15"
)
SD-1
93
PI-409 (15")
SD-1
80
SD-1
79
SD-2
03SD
-203
PI-422 (1)(15")
SD-2
03
PI-422 (1)(15")
SD-2
03
PI-422 (1)(15")
SD-2
03
PI-422 (1)(15")
SD-2
03
PI-422 (1)(15")
SD-1
96
PI-423(15")
SD-1
97
EX.
SD-2
0442
6642
67
4267
4268
4268
4268
4268
4268
4268
4269
4269
4269
4269
4269
4269
4270
4275
4275
4275
4275
4271
4272
4272
4273
4273
4274
4274
RUN
OFF
CO
NVE
YED
TO S
AGEW
OO
DG
ARDE
NS
DETE
NTI
ON
PO
ND
TOTA
L AR
EA =
15.
86 A
C
DIRE
CT R
UN
OFF
TO
VIL
LAG
E BL
VDTO
TAL
AREA
= 1
.31
AC
RUN
OFF
TO
EXI
STIN
G S
D-20
4(C
OM
BO B
OX)
AT
PARK
VIEW
DRI
VETO
TAL
AREA
= 0
.87
AC
RUN
OFF
CO
NVE
YED
TO E
XIST
ING
SAG
EWO
OD
VILL
AGE
STO
RM S
YSTE
MTO
TAL
AREA
= 0
.48
AC
DRAI
NAG
E BA
SIN
LEG
END:
SD-2
02
PARK
VIEW
SU
B-BA
SIN
AREA
= 0
.87
AC
VILL
AGE
BLVD
SUB-
BASI
N 1
AREA
= 0
.99
AC
VILL
AGE
BLVD
SUB
-BAS
IN 1
AREA
= 0
.33
ACSU
B-BA
SIN
AREA
= 0
.48
AC
DUAL
18"
CU
LVER
TS W
ITH
FLA
RED
END
SECT
ION
S. P
ROVI
DE D
EBRI
S AN
D SA
FETY
GRA
TES
ON
BO
TH E
NDS
OF
PIPE
S.
PRO
POSE
D DE
TEN
TIO
NPO
ND
SEE
SH
EET
C-5
EXIS
TIN
G S
TORM
DRAI
N
TIE
TO E
XIST
ING
STO
RM D
RAIN
WIT
H N
EWSD
MH
, SE
E SH
EET
C-5
1.0%
1.0%
VILL
AGE
BLVD
.
SD-2
18PI
-463
(15"
)
REAR
YAR
D SW
ALE
HP
DEPT
H R
ELAT
IVE
TOFE
NCE
6"
- 15
"SI
DE S
LOPE
S 15
:1 M
IN4:
1 M
AX
REAR
YAR
D SW
ALE
@0.
70%
TO B
E G
RASS
LIN
ED W
ITH
LO
TDE
VELO
PMEN
T
REAR
YAR
D SW
ALE
@1.
0% T
O B
E G
RASS
LIN
ED W
ITH
LO
TDE
VELO
PMEN
T
1.SE
E "S
AGEW
OO
D G
ARDE
NS
PHAS
E 1&
2 D
RAIN
AGE
CALC
ULA
TIO
NS"
REP
ORT
PRE
PARE
D BY
EDM
PART
NER
S, L
LC F
OR
DETA
ILED
DRA
INAG
ECA
LCU
LATI
ON
S.2.
ROAD
WAY
FIN
ISH
GRA
DIN
G S
HO
WN
ON
TH
IS S
HEE
TAN
D LA
BELE
D O
N T
HE
PP D
RAW
ING
S DE
NO
TEG
RADE
S TO
BE
CON
STRU
CTED
WIT
HIN
FRAS
TRU
CTU
RE.
SEE
SHEE
T C-
4 FO
R FI
NIS
HG
RADI
NG
PO
ST H
OM
E CO
NST
RUCT
ION
.3.
ALL
STO
RM D
RAIN
PIP
ES S
HAL
L BE
RCP
OR
ADS
HP
STO
RM U
NLE
SS O
THER
WIS
E N
OTE
D O
N T
HE
PPSH
EETS
.4.
DRAI
NAG
E N
ARRA
TIVE
:4.
1.DR
AIN
AGE
PATT
ERN
: ST
ORM
WAT
ER IS
CON
VEYE
D IN
EXI
STIN
G A
ND
PRO
POSE
DDR
AIN
AGE
PIPE
S TO
TH
E EX
ISTI
NG
DRA
INAG
ESY
STEM
. PO
RTIO
NS
OF
DRAI
NAG
E AR
ECO
NVE
YED
TO E
XIST
ING
SAG
EWO
OD
VILL
AGE
OR
VILL
AGE
BLVD
STO
RM D
RAIN
SYS
TEM
.4.
2.DE
TEN
TIO
N:
A DE
TEN
TIO
N P
ON
D H
AS B
EEN
DESI
GN
ED O
N P
ARCE
L A
AND
SIZE
D TO
TH
E10
0-YR
STO
RM.
THE
COM
BIN
ED F
LOW
S AN
APPR
OXI
MAT
ELY
17.6
AC
AREA
INCL
UDI
NG
DETE
NTI
ON
DIS
CHAR
GE
AND
DIRE
CT R
UN
OFF
TO V
ILLA
GE
BLVD
WIL
L BE
RED
UCE
D TO
0.2
CFS/
AC D
URI
NG
TH
E 10
0-YR
STO
RM.
4.3.
PIPE
SIZ
ING
: PI
PES
HAV
E BE
EN S
IZED
PER
TH
ERA
TIO
NAL
MET
HO
D TO
CAR
RY T
HE
10-Y
RST
ORM
. S
EE S
D O
UTF
ALL
ANAL
YSIS
, TH
ISSH
EET.
TH
E 10
-YR
INTE
NSI
TY H
AS B
EEN
INTE
RPO
LATE
D BE
TWEE
N T
HE
10-Y
R 30
MIN
AND
10-Y
R 60
MIN
STO
RM B
ASED
ON
TH
E TC
=37
.6 M
IN.
4.4.
FOR
MO
RE IN
FORM
ATIO
N R
EFER
TO
TH
ESA
GEW
OO
D VI
LLAG
E ST
ORM
WAT
ER M
ASTE
RPL
AN.
DE
VE
LO
PE
R:
NO
TE
S:
PR
OJE
CT
:D
RA
WN
BY
:
SH
EE
T N
UM
BE
R:
RE
VIE
WE
D B
Y:
DA
TE
:
RE
VIS
ION
S:
No
.D
AT
ER
EM
AR
KS
C:\Users\Peter\EDM Partners Dropbox\Projects\Sagewood Village\Drawings\SG1\106.DP_C-3.dwg
2815
E 3
300 S
Salt
Lak
e C
ity,
UT
8410
7(8
01)
305-4
670 w
ww
.ed
mp
art
ners
.co
m
Sag
ew
oo
d G
ard
en
s
Ph
ase
1
1650
KM
NP
MD
Feb
ruary
3,
2021
Ivo
ry D
eve
lop
men
t978 E
ast
Wo
od
oak
Lan
eS
alt
Lak
e C
ity,
UT
8411
7801-
747-7
000 AP
PRO
VAL
SIG
NAT
URE
S
STAN
SBU
RY P
ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEM
ANAG
ER
STAN
SBU
RY P
ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEEN
GIN
EER
02/0
3/21
SC
AL
E:
0
1" =
50'
25
50
100
150
Dra
inag
e P
lan
C-3
NO
TE:
INLE
TS A
ND
COM
BO B
OXE
S AL
ON
G T
YPE
H C
URB
TO
TRA
NSI
TIO
N T
O H
IGH
BAC
K CU
RBAT
TH
E IN
LET
BEG
INN
ING
AT
A 2'
DIS
TAN
CE F
ROM
TH
E ST
RUCT
URE
BO
X IN
EAC
H D
IREC
TIO
N.
MAI
NTA
IN E
DGE
OF
PAVE
MEN
T AN
D TB
C, A
ND
DEPR
ESS
FLO
W L
INE
AT E
ACH
INLE
T.
(w)
(w)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w) (w) (w)
(ud)
(w)
(w)
(w)
UD
UD
(ud)
(ud)
SD
SD
SD(w
)
(w)
SD
SD
SD
UD
SD
(ss)
(w)
(w)
(ss)
SS SS
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(ud)
(u
d)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w)
(w) (w) (w)
(ud)
(w)
(w)
(w)
SS
SS UD
UD
(ud)
(ud)
(ss)
(ss)
(ss)
(ss)
(ss)
SD
SD
SD(w
)
(w)
SS
WW
W
W
WW
WW
WW
WW
WW
W
WW
W
W
SD
SD
SD
UD
SD
(ss) (ss) (ss)
(ss)
(s
s)
(ss)
(s
s)
(ss)
(s
s)
SS
120
7,76
7 SF
0.18
AC
112
7,27
6 SF
0.17
AC
111
6,06
3 SF
0.14
AC
110
6,06
3 SF
0.14
AC
109
6,06
3 SF
0.14
AC
108
6,06
4 SF
0.14
AC
107
6,06
3 SF
0.14
AC
106
7,27
6 SF
0.17
AC
102
10,5
96 S
F0.
24 A
C
101
10,3
77 S
F0.
24 A
C13
511
,858
SF
0.27
AC
134
9,95
3 SF
0.23
AC
133
9,92
9 SF
0.23
AC
132
9,90
5 SF
0.23
AC
131
9,88
0 SF
0.23
AC
130
9,85
6 SF
0.23
AC
129
9,34
9 SF
0.21
AC
128
9,35
0 SF
0.21
AC
127
10,0
46 S
F0.
23 A
C
121
7,78
7 SF
0.18
AC
122
6,20
6 SF
0.14
AC
123
5,75
1 SF
0.13
AC
105
7,29
8 SF
0.17
AC
104
12,1
23 S
F0.
28 A
C
103
7,44
5 SF
0.17
AC
126
6,97
4 SF
0.16
AC
125
7,78
6 SF
0.18
AC
118
6,75
5 SF
0.16
AC
119
7,97
6 SF
0.18
AC
113
6,07
8 SF
0.14
AC
115
6,48
6 SF
0.15
AC
114
7,45
2 SF
0.17
AC
124
7,29
2 SF
0.17
AC
117
7,90
0 SF
0.18
AC
116
7,99
6 SF
0.18
AC
4271.61
(426
6.95
)
4270
.55
(4266.87)
4270
.56
(4266.50)
4271
.62
(4266.72)
4272
.15
(4267.83)
4271
.95
(426
9.17
)
4272
.53
(426
8.50
)
4272
.56
(427
0.61
)
4272
.64
(427
1.08
)
4268
.49
(426
8.91
)
4271
.57
(427
0.11
)
4274
.00
(427
1.21
)
4274
.52
(427
1.72
)
4274
.94
(427
2.47
)
4275
.35
(427
3.10
)
4275
.77
(427
3.13
)
4273
.52
(427
4.21
)
4273
.66
(427
3.66
)
4272
.55
(427
2.55
)
4271
.20
(427
1.20
)
4270
.02
(427
0.02
)
4269
.10
(426
9.10
)
4275
.77
(427
3.59
)
4275
.33
(427
2.55
)
4274
.88
(427
2.41
)
4271
.07
(426
9.26
)
4268
.14
(426
8.28
)
4272
.27
(426
9.66
)
4273
.08
(427
0.55
)
4273
.19
(427
1.29
)
4276
.08
(427
1.74
)
4276
.53
(427
1.97
)
4275
.00
(427
2.66
)
4271.43
(426
8.43
)
4271.71
(426
9.34
)
4271.97
(427
0.08
)
4272.22
(427
0.33
)
4272.55
(427
0.35
)
4272
.42
(427
0.21
)
4268
.93
(426
8.93
)
4268
.95
(426
8.95
)
4268.7
6
(426
8.76
)
4268.5
1
(426
8.51
)
4268.42
(426
8.42
)
4268.38
(426
8.38
)
4268.10
(426
8.10
)
4267.49
(426
7.49
)
4267.81
(426
7.81
)
4267.63
(426
7.63
)
4267.25
(426
7.25
)
4267.02
(426
7.02
)
4267.03
(426
7.03
)
4267.16
(426
7.16
)
4267
.19(4266.77)
MON. TO MON.)
(MON. TO MON.)
(
4272.61
4272
.39
4271
.96
4271
.93
4272.61
4271
.34
LP
4268
.84
(4266.83)
4268
.80
(4266.98)
4269
.96
(4266.75)
4269.50
(426
5.85
)
4270.07
(426
6.53
)
4270.19
(426
7.62
)
4270.53
(426
8.36
)
4270.81
(426
8.80
)
4271.08
(426
8.64
)
4271.74 HP
4273.774273.55
4273.774273.55
CURB
TRA
NSI
TIO
N,
MAI
NTA
IN F
LOW
LIN
E
CURB
TRA
NSI
TIO
N,
MAI
NTA
IN F
LOW
LIN
E
CURB
TRA
NSI
TIO
N,
MAI
NTA
IN F
LOW
LIN
E
CURB
TRA
NSI
TIO
N,
MAI
NTA
IN F
LOW
LIN
E
4271.4
8
(426
8.69
)
4271.1
1
(426
7.92
)
4270.79
(426
8.25
)
4270.48
(426
7.97
)
4270.16
(426
7.82
)
4269.95
(426
6.48
)
4270.26
(426
6.53
)
4270.15
(426
7.03
)
4269.62
(426
6.40
)
4269.22
(426
5.90
)
4268.76
(426
6.23
)
4268.42
(426
6.38
)
4267.88 4267.89
4267.92 1.0%
3.0%
1.0%
0.0%
1.0%
0.4%
0.4%
0.5%
0.4%
0.1%
1.0%
1.0%
1.0%
1.0%
2.8%
1.7%
1.0%
1.0%
5.4%
6.8%
9.1%
10.7%
10.6%
11.1%
10.8%
9.6%
9.7%
10.6%
11.3%
11.8%
10.4%
1.0%
1.1%
1.0%
3.5%
1.0%
1.0%
1.0% 1.
0%
1.0%
8.1%
1.0%
1.1%
PRO
VIDE
3:1
SLO
PETO
EXI
STIN
G G
RADE
ALO
NG
PER
IMET
ER O
FPH
ASE
EXTE
ND
GRA
DIN
G 1
5'BE
YON
D EN
D O
F RO
AD W
ITH
GRA
NU
LAR
BORR
OW
. TO
PW
ITH
6"
OF
COM
PACT
EDRO
AD B
ASE
PRO
VIDE
3:1
SLO
PETO
EXI
STIN
G G
RADE
ALO
NG
PER
IMET
ER O
FPH
ASE
EXTE
ND
GRA
DIN
G 1
5'BE
YON
D EN
D O
F RO
AD W
ITH
GRA
NU
LAR
BORR
OW
. TO
PW
ITH
6"
OF
COM
PACT
EDRO
AD B
ASE
EXTE
ND
GRA
DIN
G 5
'BE
YON
D EN
D O
F RO
AD W
ITH
GRA
NU
LAR
BORR
OW
. TO
PW
ITH
6"
OF
COM
PACT
EDRO
AD B
ASE
PARKVIEW DRIVE
JUN
EGRA
SS L
ANE
WAR
BLER
DRI
VE
PINTAIL WAY
ROCK WREN ROAD
IBISROAD
VILL
AGE
BLVD
.
4266
4267
4268
4268
4269
4269
4269
4270
4270
4270
4271
42714272
4272
427042
70
4275 42
7542
714271 42
724272
4273
4273
4274
4274
4270
4275
4268
4269 4271
4272
4273 4274
4275
4275
4271
4272 4272
4272
4273
4273
4273
4274
4274
4276 4276
4276
4276
4270
42754271
4272
4273
4274
4276
4270
4275
4275
4269
4271
4272
4272
4273
4273
4273
4273
4274
4274
4276
4276
4270
4271
4271
4272
4272
4273
4273
4270
4267
426842
69
4270
4271
4270
4268
4269
4270
4269 42
71
4272
4266
4267
4268
4268
4269
4269
GRAD
EBR
EAK
GRA
DEBR
EAK
GRADEBREAK
4268
.93
(4266.48)
4269.30
(426
6.73
)
4269.63
(426
6.39
)
4270.05
(426
5.94
)
4270.42
(426
6.55
)
4270.95
(426
7.16
)
4271.06
(426
6.62
)
4269.65
(426
7.33
)
4269.65
(426
8.25
)
4271.28
(426
8.18
)
4271.59
(426
8.28
)
4271.91
(426
8.01
)
4272.28
(426
8.29
)
4272.86
(426
8.95
)
4271
.52
(427
1.52
)
4276
.12
(427
4.06
)1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.4%
(426
5)(4
265)
(427
0)
(427
0) (427
0)
(427
0)
(426
6)
(426
6)
(426
6)
(426
6)(4
266)
(426
6)(4
266)
(426
6)
(426
7)
(426
7)(4
267)
(426
7)
(426
7)
(426
7)
(426
7)
(426
7)
(426
8)(4
269)
(426
9)
(427
1)
(427
1)
(427
2)
(4272)
(427
3)
(4273)
(427
3)
(427
3)
(427
3)(4
273)
(427
4)
(427
4)
(427
0)
(4266)
(4266)
(426
7)
(4267)
(4267)
(4267)
(426
8)
(426
9)
11.3%
SEE
C-5
FOR
DETA
ILED
PON
D G
RADI
NG
1.0%
1.0%
4275
.70
(427
2.79
)
4275
.28
(427
1.55
)
4274
.76
(427
0.97
)
(426
9.80
)
1.0%
4276
.44
(427
3.14
)7.6%
6.8%
8.4%
9.2%
6.1%
0.9%
1.0%
1.1% 1.1% 1.0% 1.6% 0.9%
4263
.68
(426
1.22
)
FG S
POT
EG S
POT
FG C
ON
T M
AJO
R
FG C
ON
T M
INO
R
EG C
ON
T M
AJO
R
EG C
ON
T M
INO
R
LE
GE
ND
:
DE
VE
LO
PE
R:
NO
TE
S:
PR
OJE
CT
:D
RA
WN
BY
:
SH
EE
T N
UM
BE
R:
RE
VIE
WE
D B
Y:
DA
TE
:
RE
VIS
ION
S:
No
.D
AT
ER
EM
AR
KS
C:\Users\Peter\EDM Partners Dropbox\Projects\Sagewood Village\Drawings\SG1\107.GP_C-4.dwg
2815
E 3
300 S
Salt
Lak
e C
ity,
UT
8410
7(8
01)
305-4
670 w
ww
.ed
mp
art
ners
.co
m
Sag
ew
oo
d G
ard
en
s
Ph
ase
1
1650
KM
NP
MD
Feb
ruary
3,
2021
Ivo
ry D
eve
lop
men
t978 E
ast
Wo
od
oak
Lan
eS
alt
Lak
e C
ity,
UT
8411
7801-
747-7
000 AP
PRO
VAL
SIG
NAT
URE
S
STAN
SBU
RY P
ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEM
ANAG
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STAN
SBU
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ARK
IMPR
OVE
MEN
T DI
STRI
CT
DA
TEEN
GIN
EER
02/0
3/21
SC
AL
E:
0
1" =
50'
25
50
100
150
Gra
din
g P
lan
C-4
1.AL
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RADI
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AN
D PA
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G S
HAL
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